Additionally, I would rather not use a significant amount of cashflow to factor in the return to the outside investor.

The three most common approaches include:Cost approach: An estimate of the replacement cost less depreciationIncome approach: Calculation of estimated potential rental incomeSales approach: Uses comps of recent transactions on similar propertiesBe sure you are leveraging the tax incentives availableIdentify any applicable tax incentives available for commercial properties - historic tax credits in certain areas, opportunity zones, environmental sustainability, etc.Understand available tax deductions, credits, and rebates - Tax deductions decrease the taxable value of a property, tax credits directly reduce your tax liability dollar for dollar and tax rebates are a refund of taxes paid under certain conditions.Utilize a cost segregation study - Cost segregation allows you to reclassify assets into categories with shorter useful lives, therefore accelerating depreciation and creating tax savings.Leverage energy incentives and deductions - Look into the Section 179D deduction and how you can save on tax by meeting certain standards to make your property more environmentally friendly.Best practices for commercial real estate owners and monitoring their property tax regulations:Plan proactivelyWork with a professional to receive guidance on complex regulationsUtilize specialized software tools to drive efficiency and compliance.What questions do you have regarding property tax valuations?

I see B2  indicating bankruptcy  in their credit report as recently as April 2024.

So that is why the rate is higher/adjustable & not fixed ( I still have a line of credit that I could draw on if needed).

If you have trouble finding a lender, look to local community banks and credit unions.

I have researched some of the banks the threads recommend; BECU, Sound Credit Union, FirstTech, and a couple of other bigger ones but would like to see what a local bank would offer.

I don't have much in the way of equity but continue to save to buy my first property, I have great credit and a DSCR lender who is willing to lend to me, but I am missing the equity for the deals.

I’m ok with people who have bad credit and a little debt.

In addition, building into  the business model an intentional refinance in a short period of time, you are incurring double the financing costs, which eats away at your equity, and also resets your loan amount to potentially a higher amount if you are rolling in closing costs.

So I suppose the main point is that to just make sure the addition/ADU is "legal" when it comes to zoning.Hope this helps!